About Mesa County, CO

Most people don't understand what a contingency really means. To most, a contingnecy means that something will happen after something else happens. While that is true, there's more to it. What contingency really means is that something will happen after AND ONLY IF something else happens. It is a CHANCE that something will happen.

Most contracts will simply become void if the contingency doesn't occur, which is sometimes not evident until closing day! This is usually the case in a contract that is contingent upon the buyer's current home closing. But contingencies can be so much more than a home closing. Contracts can be contingent upon the buyer receiving a job offer, the successful relocation of the buyer to the home's area, the buyer receiving an anticipated inheritance or other source of funds, or even upon the buyer passing a law exam (or any other professional exam).

So what happens if the contingency is not met? Well, that depends on how the contract is written. Contingencies can be effective and productive if properly constructed. It is important to understand what will happen if the contingency does not occur. Is there a controlling date for the contingency? Does the contract terminate or simply become void? Where does the earnest money go if the contingency is not met? Whether you are the buyer or the seller, a properly constructed contingency with a clear direction on what happens with the earnest money if the contingency does not occur, as well as clearly defined dates and deadlines satisfactory to all parties, could be the difference between a successful transaction and one that ends up in mediation or, worse, litigation.

Don't be afraid to offer or accept a contingency in your real estate transaction, just be sure to understand all possible scenarios and how you are protected under the terms of the contract.

CONTINGENCIES: TAKING A CHANCE AND WINNING IN THE END!

This question was emailed to me today and I thought it was a great question-

• Do to the increase of Foreclosures increasingForeclosure if we be patient are we more apt to save more than the $8000 tax credit. Are there better deals yet to come or has the market hit the bottom? and a link to this article was included - Foreclosure rate more than triples in Mesa County

Let me just start by saying "If anyone out there has a crystal ball I could borrow, I would greatly appreciate it. Please, Please, Pretty Please!!!"

I replied with the following:

• The only reason that I can foresee as to why you wouldn't get the tax credit is if you both made over $150,000 combined, and from there my understanding is that you will get a percentage of the tax credit. Your accountant could answer that question better than me and trust me he has been asked many times. You can view the specifics for the 1st Time Homebuyer Tax Credit here. Also, did you read this article from the Daily Sentinel yesterday( This is a very good article) - Bargains to be found in housing market? Another factor that you might not be considering is the interest rate. The Government has been purchasing mortgage bonds and they have recently announced that they are going to start tapering off from purchasing them. As this continues to happen there is a good chance the interest rate will increase. I have a very informative newsletter that I will forward to you (See my previous post, below).
  
  Now as far as the foreclosure rate is concerned, you need to remember that most of these short sales are home owners who are trying to sell their homes and lose less money and hopefully avoid foreclosure. Therefore, a lot of those homes they are predicting as foreclosures are already on the market or the owners are in the process of working out something with their banks (aka "Making Home Affordable") Some of them have already been given the 90 day notice and some of them are either behind or almost behind on their mortgage payments and they are trying to get their home sold in order to avoid foreclosure. As we have seen, some of the sellers out there are making their payments, but can't sell their home for less than they owe. Yes, if these short sale owners don't sell their homes, there is a good chance they will get foreclosed on. Here is the thing to know. If they are actively trying to sell their home the bank will sometimes give them a break and allow them to become more than 3 months behind on their payments. Each foreclosure costs the banks a significant amount of money and they try to avoid spending it. Keep in mind that while all of this is happening the 1st lienholder has gotten an appraisal done and has a very good idea of what the home is worth. Therefore, before they agree to a short sale or sale it at foreclosure they know the homes value and each bank has their own formula of how much they will accept below the appraised value.
  
  My opinion on all this is that some of these short sales out there are pretty good deals. The market price on average is lower than it has been in a couple of years and these short sell homes have the owners and the banks willing to take some good deals. The home owners just want to be done and the banks want to avoid paying the thousands of dollars to go through the foreclosure process. There is a down side, and that is a short sale can take up to 90-120 days (some don't take that long, it varies) to be approved. It can be hard to be patient during this time. If someone comes in with a higher offer before the bank reviews your offer, their offer may be considered as well. Unless they extend the tax credit you will miss out on it, but you may have saved more in the process. I hope this has answered some of your questions, let me know if you have any more. Thanks!

With only 6-8 weeks left in the second busiest Real Estate Season of the year, Grand Junction, Clifton, Montrose, Fruita, Delta,Clifton, and other Grand Valley properties are in desperate need of real estate staging. NOT just vacuuming, putting clothes away, and keeping the dishes done. But HIGH QUALITY HOME STAGING! So many home owners and agents are feeling the pinch to sell before the quiet winter season sets in. Proper home staging is what they need to SELL FASTER and for THE BEST PRICE POSSIBLE!!

It's important to refer your clients to a home stager, or real estate stager who understands the the target market for that particular neighborhood, the style of the home and who has an eye for broad-appeal design. A good real estate stager knows how to talk to homeowners about the importance of home staging and how it will boost the homes' value when they are presenting it to potential buyers. A qualified home stager also frees up the time of the listing agent so they can have more time to do what they do best....marketing and advertising the home, not to mention keeping up with the influx of prospective buyers who are wanting to see this 'move-in-ready' house everyone is talking about!

Let's all do what we can to boost the real estate market in the Grand Valley by offering potential buyers VISIBLE VALUE, and sellers a FASTER SALE at the best possible price.

BEFORE

AFTER

....from this article is "It is like going to the mall and everything is on sale." Between the great prices and the $8,000 tax credit there are deals to be made. I'm trying to figure out how I can get the tax credit! I enjoy free money. I enjoyed the following article in that was in our local paper yesterday.

Click Here to read-First-time homebuyers find warm, cozy market-Daily Sentinel Article


Check it Out!!

Let me just start by saying....be prepared to be surprised. The following graphs show how many homes have sold each year in the last 20 years. It is definitely an eye opener. That being said I think we need to learn from our history. If I had a penny for every time one of my parents said.."I should have bought that home on the corner back in '85. It was a HUD home priced for $75,000 and it just sold for $250,000 last month" or "Back in '85 that home was going for $65,000 and my payment would have been around $500 a month. I never really liked it much for me, but he is getting $1300 a month for rent on that thing, now." As we watch these homes come on the market and the asking prices dropping, this is a great time to invest in our future. Just remember to make sure it will cash flow (pay for itself) today. The graphs were provided by Heritage Title Company.